First-tier Tribunal Sets Fair Rent for Norwich Property

OUTCOME: Allowed

© CROWN COPYRIGHT 2013

FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case Reference : CAM/33 UG/MNR/2025/0749 Property : [ADDRESS], Ber St., Norwich [POSTCODE] Applicants : [redacted] Representative : None Respondent : [redacted] Representative : [COUNSEL] (Agent) Type of Application : S.13 Housing Act 1988 Determination of a new rent Tribunal : Mr [NAME]. [NAME] and venue of Meeting : 1 December 2025 First Tier Tribunal (Eastern) [ADDRESS] [POSTCODE] Date of Decision : 1 December 2025

REASONS FOR DECISION

Background

1 The First Tier Tribunal received an application form dated 16 September 2025 before the effective date of increase, from a tenant of the Property, regarding a notice of increase of rent served by the landlord, under S.13 of the Housing Act 1988 (the Act).

2 The notice (undated but not otherwise contested), proposed a new rent of £1250 per calendar month exclusive, with effect from and including 9 October 2025. This rent does not include other services.

2 3 The tenancy is now an assured periodic calendar monthly tenancy which originally began for a fixed term on 9 July 2021. A copy was provided.

4 The rent payable up to and including 8 October 2025 was £950 pcm.

Directions

5 Directions, dated 29 September 2025, for the progression of the case, were issued by Legal [NAME] [NAME]. Neither party asked for a hearing.

Inspection

6 There was no inspection. The Property is a single level first floor purpose built flat in a modern c.2010 block, located near to the centre of the City of Norwich. (Google Streetview January 2021). It is set off a central road to the City backing on to an established public house and car park. The building is finished to a series of communal flat roofs at differing heights of this varied modern block. Walls are finished in a mix of glass and steel effect. There are balconies to some flats. The flats overlook a shared hard surfaced car park. The tenant has use of an allocated car space.

7 The Property has 2 bedrooms to the first floor, with the bathroom/WC, shower room/ WC and a large communal room for living, dining and cooking. There is full central heating and double glazing. There are floor finishes. There was no information on white goods and window coverings. No furniture is provided by the landlord.

Tenants’ and Landlord’s Representations

8 The tenant provided written submissions via the Application Form, and a written statement. The tenant set out in detail of a number of serious and chronic medical conditions, making her overall health very fragile for the last 4 years at least. The tenant also provided a statement in support of this from her medical practitioner. She also confirmed that the Property was haunted and that this affected her ability to live there comfortably. Although the tenant disagreed with the proposed rent she did not overtly seek any relief from the start date in any increase.

9 The Tribunal did not receive any representations from the landlord or their agent.

10 The Tribunal did not receive completed Reply Forms from either party.

Law

11 In accordance with the terms of S.14 of the Act we are required to determine the rent at which we consider the property might reasonably

3 be expected to let in the open market, by a willing landlord, under an assured tenancy, on the same terms as the actual tenancy; ignoring any increase in value attributable to tenant’s improvements and any decrease in value due to the tenant’s failure to comply with any terms of the tenancy. Thus the Property falls to be valued as it stands; but assuming that the Property to be in a reasonable internal decorative condition.

Decision

12 From the Tribunal’s own general knowledge of market rent levels in Norwich it determines that the subject Property would let on normal Assured Shorthold Tenancy (AST) terms, for £1100 per calendar month, fully fitted and in good order.

13 From the representations the Tribunal found that the Property was fully fitted and in good order. The new rent will therefore be £1100 pcm with effect from 9 October 2025.

14 Although the landlord is not obliged to charge this rent and may charge a significantly lower rent as a result of their own choice, policy, or governmental regulation; they may not charge more than this figure.

[NAME] 1 December 2025

Rights of appeal

By rule 36(2) of the Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, the tribunal is required to notify the parties about any right of appeal they may have.

If either party is dissatisfied with this decision, they may apply for permission to appeal to the Upper Tribunal (Lands Chamber) on any point of law arising from this Decision.

Prior to making such an appeal, an application must be made, in writing, to this Tribunal for permission to appeal. Any such application must be made within 28 days of the issue of this decision to the person making the application (regulation 52 (2) of The Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rule 2013).

If the application is not made within the 28-day time limit, such application must include a request for an extension of time and the reason for not complying with the 28 day time limit; the tribunal will then look at such reason(s) and decide whether to allow the application for permission to appeal to proceed, despite not being within the time limit.

4 The application for permission to appeal must identify the decision of the tribunal to which it relates (i.e., give the date, the property, and the case number), state the grounds of appeal and state the result the party making the application is seeking.

If the tribunal refuses to grant permission to appeal, a further application for permission may be made to the Upper Tribunal (Lands Chamber).